For meeting of: BUSINESS OF THE PLANNING COMMISSION OF THE CITY OF HALF MOON BAY AGENDA REPORT TO: FROM: Honorable Chair and Planning Commissioners Jill Ekas, Community Development Director Brittney Cozzolino, Associate Planner TITLE: Study Session on Pillar Point RV Park Public Restroom Project, Coastal Development Permit File No. PDP-18-006 RECOMMENDATION Conduct a study session to review and provide feedback on preliminary project siting and design alternatives for a new public restroom at Pillar Point Recreational Vehicle (RV) Park near Surfer s Beach. PROJECT BACKGROUND The subject site is owned by the San Mateo County Harbor District, who obtained a Use Permit from the City in 1987 (ref. UP-03-87) to operate the existing RV Park. In 1998, the Harbor District entered into a long-term lease agreement with KN Properties, LLC for operation and maintenance of the RV Park. Although the approved Use Permit remains in effect, a Coastal Development Permit (CDP) was never obtained for the development and operation of the RV Park. The Harbor District and KN Properties, LLC filed a joint after-the-fact CDP to cover all existing development on the site. Development of the RV Park was originally intended to include a public restroom; however, the restroom was constructed in the interior of the RV Park where it is not readily visible or accessible to the public and has been essentially privatized by the RV Park users. The current CDP application therefore proposes a new public restroom on the subject site to be operated by the Harbor District. Staff provided City Council with this background on November 7, 2017 along with a request to jointly seek grant funding for a new public restroom with the Harbor District. City Council authorized the request, and staff has since been coordinating with the Harbor District on this effort. Grant funding has not yet been secured, partially due to challenges with site and design alternatives. Therefore, the purpose of this Planning Commission study session is to consider and provide feedback on several siting and design alternatives for the proposed public restroom.
Planning Commission Report PDP-18-006 Page 2 of 10 Subject Site City Limits Coastal Commission Appeals Jurisdiction Figure 1. Site Location Existing Restroom 1 Proposed Restroom Site Alternatives 2 3 4 Figure 2. Aerial Image of Site Alternatives
Planning Commission Report PDP-18-006 Page 3 of 10 Figure 3. Site Photo Site and Surrounding Properties The 4-acre project site is located on the west side of Highway 1 just south of the Beach House Hotel, at the northern terminus of the City limits. The site is currently developed with an RV Park, restroom facilities, a public parking area, and landscaping. The site is zoned Commercial Visitor Serving (C- VS), a zoning designation that allows RV parks with an approved Use Permit and directly allows for accessory uses incidental to the principally permitted use, such as the proposed public restroom. Land use and zoning for properties surrounding the subject site are as follows: North Beach House Hotel C-VS Commercial Visitor Serving District South Surfer s Beach OS-A Open Space Active District East Highway 1, El Granada neighborhood Caltrans ROW, County of San Mateo jurisdiction West Ocean Open Space A key feature of the project site is its close proximity to the Coastal Trail, Surfer s Beach, and the ocean. This area is highly trafficked by pedestrians, bicyclists, vehicles, and beach-goers. The adjacent trail and beach are popular public recreation areas and are directly accessible from the existing RV Park. The site is also directly adjacent to, accessed from, and highly visible from Highway 1. Directly north of the site are two popular visitor-serving destinations, the Beach House Hotel and Sam s Chowder House restaurant. Discounting the RV Park s existing restroom, the nearest public restroom facilities are approximately 0.60 miles to the south at the entrance to Mirada Surf Park and approximately 0.60 miles to the north in the Pillar Point Harbor.
Planning Commission Report PDP-18-006 Page 4 of 10 DISCUSSION A new public restroom at the subject site would achieve the City s Land Use Plan and the Coastal Act s goals of maximizing public access opportunities as a highly needed facility in a popular coastal recreation area. Site and design alternatives also need to consider other Land Use Plan and Coastal Act goals including protection of coastal resources, minimizing public view impacts, and avoiding coastal hazards. Site Alternatives Public facilities such as the proposed restroom should be obviously available to and comfortable for the public to access and use them. As such, considerations for site alternatives include the following: Maximizing public visibility and accessibility ADA access Minimizing viewshed impacts Visual compatibility with the surrounding area Minimizing hazards risks from potential erosion, wave run-up, and sea level rise Maintaining existing public parking and RV parking spaces Locations of existing utilities Setbacks required by the C-VS zoning district (minimum 20 ft. front setback, 10 ft. rear and side setbacks) Public space design principles such as those per Crime Prevention through Environmental Design (CPTED) Based on these considerations, City staff has worked with the Harbor District and RV Park operator as well as with Coastal Commission staff and the Coastal Conservancy on four different options for the proposed restroom. Coastal Commission staff fully supports the development of a new public restroom at the subject site as it maximizes public access opportunities, and visited the subject site with City staff in June 2018 to view the following site alternatives. Site alternatives #1 through 4 are discussed in more detail below; see Figure 2 for the corresponding site locations. Site Alternative #1: Existing Location
Planning Commission Report PDP-18-006 Page 5 of 10 An option for this project is to re-purpose the existing restroom into a more publicly accessible restroom as it was originally intended. This would require, at a minimum, new signage at the restroom and along the Coastal Trail notifying the public of their ability to use this restroom. Concerns with this alternative include the lack of visibility and distance of the restroom from the beach and Coastal Trail, providing ADA access from the Coastal Trail to restroom, user conflicts with the RV Park users, and coordinating with the RV Park operator to ensure continued public access to the restroom. Staff recommends alternatives for a new public restroom as the location of the existing restroom does not serve the public s needs. Site Alternative #2: Site Alternative #2 is immediately adjacent to an ADA parking space and is easily accessible from the Coastal Trail and the public parking lot. It is approximately 50 feet inland from the rock revetment, which is the furthest inland from the revetment of the three new-build alternatives. Wave run-up is still possible during storms and king tides, and would need to be addressed through building materials and a protective retaining wall. A structure at this site would have viewshed impacts, which would need to be considered in design alternatives.
Planning Commission Report PDP-18-006 Page 6 of 10 Site Alternative #3: Site Alternative #3 is easily accessible from the Coastal Trail and the parking lot and is fairly flat, providing for ADA access. It is approximately 40 feet inland from the rock revetment, providing reasonable protection from future sea level rise and erosion hazards (although Site Alternative #2 is further inland). Wave run-up is still possible during storms and king tides, and would need to be addressed through building materials and a protective retaining wall. A structure at this site would have viewshed impacts, which would need to be considered in design alternatives.
Planning Commission Report PDP-18-006 Page 7 of 10 Site Alternative #4: Site Alternative #4 is very accessible from the Coastal Trail and would likely need an ADAaccessible pathway from the parking lot as it is separated by a curb. It is approximately 30 feet inland from the rock revetment, which is the closest to the revetment of the three new-build alternatives. Wave run-up is still possible during storms and king tides, and would need to be addressed through building materials and a protective retaining wall. Viewshed impacts are minimized at this location due to the grade change from the highway down to the trail level, as the restroom would be tucked back against the slope. This location is within the required 20- foot front setback as Highway 1 would be considered the property frontage; thus, a variance would be required for this location alternative.
Planning Commission Report PDP-18-006 Page 8 of 10 Design Alternatives As currently proposed, the new public restroom is intended to include two ADA accessible unisex restrooms with an attached mechanical/storage room, an outdoor shower, drinking fountains, a bench, and wave run-up protection wall. Considerations for design alternatives include the following: Compatibility with natural surroundings Minimizing viewshed impacts Structural integrity to resist wave action and coastal climate Potential need for future relocation due to sea level rise and shoreline erosion Connection to sewer and water Based on these considerations, City staff has worked with the Harbor District and RV Park operator on the following design alternatives. Design Alternative #1: Modular Restrooms Design Alternative #1 is an example of a pre-fabricated fully plumbed restroom with a shed roof and concrete slab foundation. This roof design provides rain cover and potential for solar panels, while the building materials can be resistant to wave action and the coastal climate. This design is aesthetic but may be costly to retreat in the future due to sea level rise and shoreline erosion. Water and sewer connections would be ideal; optionally, the restroom could be pumped or could include a water storage tank as shown on the right.
Planning Commission Report PDP-18-006 Page 9 of 10 Design Alternative #2: Masonry Block Structure Design Alternative #2 is an example of a masonry block structure with a pitched roof, full utilities, and concrete slab foundation, similar to the conceptual design submitted with this CDP application (see Attachment 1) as well as the new public restroom installed by the County of San Mateo at the southern entrance to Mirada Surf Park. This roof design also provides potential for solar panels, while the building materials can be resistant to wave action and the coastal climate. This design is more functional and durable but may also be costly to retreat in the future due to sea level rise and shoreline erosion. Design Alternative #3: Portable Restrooms Design Alternative #3 is an example of portable toilets with an enclosure to improve aesthetics. This alternative would not require sewer hookups, but would need consistent maintenance and siting that facilitates access for pumping. This alternative would be readily moveable if necessitated by sea level rise, wave action, or erosion. Additional amenities such as sinks, water fountains, and outdoor showers would need to be separate and would require water storage.
Planning Commission Report PDP-18-006 Page 10 of 10 Conclusion Staff is exploring siting and design options with the Harbor District and RV Park operator and appreciates feedback from the Planning Commission and the public on the presented alternatives. Additional site and design alternative ideas are welcome. Following this study session, staff will work with the Harbor District and RV Park operator on a refined application and the project will be brought back to the Planning Commission at a public hearing for consideration of a Coastal Development Permit, Architectural Review, and a CEQA exemption. ATTACHMENTS 1. Conceptual Project Plans